The Washington Township Zoning Commission met in special session on April 28, 2005 in the Meeting Room of Washington Township Government Center. Members of the Commission present were Mr. Rogers, Mr. Drain, Mrs. Winwood, and Mr. Anderson. Mrs. Zobrist was excused.

Call to order at 7:00 p.m.

The Pledge of Allegiance was recited.

All in attendance were duly sworn in.

CASE Z-667 - Design Homes, Shery Oakes

Request is for a change in zoning from the current Agricultural (A) to Office Residential 4 (OR-4) for an office use on approximately 1.8 acres located on the northeast corner of Social Row Road and Dayton-Lebanon Pike.

Tom Toberen, Deputy Administrator, presented the case.

Applicant represented by Debra Sullivan, Design Homes, 1700 Lyons Road.

Mr. Drain - Questioned the staff comments regarding turning movement throughout the site and setback requirements.
Mr. Toberen - Explained that the setbacks are to be based on the Montgomery County Thoroughfare Plan which would shift the southern parking lot approximately twenty feet (20') north.

Mr. Drain - Asked why applicant chose the OR-4 zoning versus the standard O-2 zoning.
Mr. Toberen - Applicant felt the OR-4 zoning would be more compatible with the surrounding residential properties and the uses in the OR district are more restrictive.

Citizens voicing concerns, questions and comments included:

Robert Long, 67 E. Social Row Road - Asked where the access to the lot would be located. He stated that his lot is located immediately to the east of this lot along Social Row Road.

Chris Malchow, 72 E. Social Row Road - Concerned with water runoff and also with the speed of motorists on Social Row Road.
Mr. Anderson - Is there a requirement that storm water has to be contained on-site?
Ms. Sullivan - Not sure at this time, but it will be addressed at the engineering design phase.

Public hearing closed.

Commission remarks, concerns and comments included:

Mr. Rogers - Thinks it's a good plan. Likes the landscaping and the residential look of the building.

Mr. Anderson - Thinks the revised elevation is much better than the one originally submitted.

Mrs. Winwood - Likes the fact that they selected a more restrictive office zone. Hopes they keep the residential look of the building.

MOTION - Mr. Rogers moved in Case Z-667 to approve applicant's request for a change in zoning from the current Agricultural (A) to Office Residential 4 (OR-4) for an office use on approximately 1.8 acres subject to: 1) staff comments; and 2) the latest landscape plan and comments by Sandy Spees.

Motion seconded by Mrs. Winwood.

VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Winwood, yes; Mr. Anderson, yes.

Case Z-667 approved with modifications.

CASE Z-663A - Riverain Ltd. Partnership and Yankee Center Ltd. (Traditions at Yankee)

Request is for a change in zoning from the current Planned Development Transition (PD-T) to Planned Development Transition (PD-T) second stage final approval for a residential development containing 178 units on approximately 63.18 acres. This property is located on the west side of Yankee Street south of Austin Pike. This case was tabled at the April 19, 2005 meeting.

Tom Toberen, Deputy Administrator, presented the case with new information that has been submitted.

Applicant represented by Jeff Hyman, Developer, Burnside Construction, 2400 Wisconsin Avenue, Downers Grove, Illinois.

Mr. Anderson - Asked what was located on the property to the west of this property.
Mr. Toberen - That property is owned by the Dayton Airport.

Mr. Drain - Will the buyer have the option to add all brick instead of siding?
Mr. Hyman - Yes, it will be more likely to happen on the single family homes and less likely on the 4-unit buildings.

Mrs. Winwood - Asked about the roof pitch?
Mr. Hyman - The roof pitch will typically be 8:12. Some of the single family homes will be 10:12.
Mrs. Winwood - Will they have cathedral ceilings or storage space?
Mr. Hyman - There is an option for additional above storage.

Mrs. Winwood - Discussed adding brick to 42" on the rear of the 4-unit buildings.

Citizens voicing concerns, questions and comments included:

Dean Steinke, 12935 Newburg Court - Concerned with dust control during construction.

Don Walker, 1752 Rockleigh Road - Asked where Newburg Court will be cut through. Concerned with construction traffic through Yankee Terrace. Also asked about the quality of the vinyl siding.
Mr. Anderson - Asked applicant what lengths of vinyl will be installed?
Mr. Hyman - Did not have that information at this time.

Public hearing closed.

Commission remarks, concerns and comments included:

Mr. Drain - Thinks applicant has come back and addressed most their concerns.

Mr. Anderson - Feels they have made major strides. Would like to see the brick to 42" on the 4-unit buildings.

Mrs. Winwood - Likes that basements will be standard and likes that they added brick.

Mr. Rogers - Thinks it's a good project.

MOTION - Mr. Anderson moved in Case Z-663A to approve applicant's request for a change in zoning from the current Planned Development Transition (PD-T) to Planned Development Transition (PD-T) second stage final approval for a residential development containing 178 units on approximately 63.18 acres subject to: 1) widening of Yankee Street to be consistent with existing widening in front of Yankee Terrace; 2) access to the outlot along Yankee Street be located off the Traditions main drive (exact location to be determined based on engineering design); 3) Village Green to be a private street; 4) lot lines around the various home styles to be as indicated on the lotting plan; 5) staff comments; 6) signage to meet Township sign regulations; 7) including the letter from Jeff Hyman, Burnside Construction, dated April 25, 2005 with the change of 42" brick instead of 36" brick on the Carriage homes; 8) the option to purchase additional brick; and 9) the color package as presented.

Motion seconded by Mr. Rogers.

VOTE - Mr. Rogers, yes; Mr. Drain, yes; Mrs. Winwood, yes; Mr. Anderson, yes.

Case Z-663A approved with modifications.

CASES Z-668 & Z-668A - Opal Ream (Charles Simms Development-Maple Run)

Request in Case Z-668 is for a change in zoning from the current Agricultural (A) to Planned Development Multi-family (PD-RM) two stage. The proposed Planned Development requests first stage approval for 41 dwelling units on approximately 10.81 acres.

Request in Case Z-668A approval of a second and final stage plan in a Planned Development Multi-family (PD-RM) zoning district for 41 dwelling units on approximately 10.81 acres.

This property is located on the north side of Spring Valley Pike east of Yankee Street.

Mr. Rogers was excused from hearing this case due to a conflict of interest.

Tom Toberen, Deputy Administrator, presented the case.

Applicant represented by Charles Simms, Developer, 571 Eagle Circle, Dayton; and John Petersen, Woolpert Engineering, 409 E. Monument Avenue, Dayton.

Mr. Anderson - Asked about the fire department's comment concerning turnarounds.
Mr. Toberen - Indicated the concern on the plan.

Mrs. Winwood - Asked about the density on the PD-R to the north.
Mr. Toberen - It will be single family with a maximum of 1.75 units per acre.
Mr. Simms - Discussed his reasoning for having 3.79 units per acre versus the density as set in the Create the Vision Master Plan (2.0 to 2.5 units per acre). They are providing walking paths, private streets, extensive landscaping and maintaining the existing buffer along the perimeter of the development. Feels it is important to be able to provide a variety of housing types and there is a market for ranch condominiums.

Mr. Anderson - How big would the lot be for the single family house.
Mr. Simms - They would create a lot of at least 20,000 square feet.

Mrs. Winwood - What are the roof pitches?
Mr. Simms - They have between 8:12 and 9:12.

Citizens voicing concerns, questions and comments included:

Peter Maruszewski, 8816 Union Springs - Concerned with the drainage from the ponds. Also asked if the fire department is still recommending a secondary access point. Would prefer the development of single family.

Fred Swanson, 1164 W. Spring Valley Pike - Thinks a traffic study needs to be done. Concerned with the affect multi-family will have on his house. Would like to see single family here.

Mark Albright, 8727 Scarlet Ridge Court - Would like to see single family. They already have duplexes to the north and west of this development. Asked about the value of the condominiums.

Tony Kuesters, 8734 Scarlet Ridge Court - Likes the large lots in their development. Thinks this will detract from their development.

Mr. Albright - Stated he is also concerned with the existing tree line and that it will not provide buffering due to the trees blooming late and dropping their leaves early.

Mr. Simms - Stated that the units will probably go for $175,000 to $250,000. They will be willing to look at an additional access point on Spring Valley Pike but would prefer to modify the one access point with a median in the entrance.

Mr. Drain - Mentioned that Montgomery County Planning Commission recommended disapproval. Asked the developer his reaction to this decision.
Mr. Simms - The Montgomery County Planning Commission's recommendation was based solely on the Create the Vision Master Plan and concerned that Washington Township is limiting their developments to 2.0 to 2.5 units per acre.

Mr. Drain - Asked about the possibility of 2.5 units per acre with a mix of single family and multi-family?
Mr. Simms - They looked at that and he doesn't feel it can work and still be competitive.

Mr. Anderson - Feels we can't look back on past decisions and need to consider current cases.

Mrs. Winwood - Feels the direction the township should go is towards one house on 3 to 5 acres.

Mr. Anderson - Would like to see this get close to 3 units per acre with a few single family included in this plan.

Public hearing left open.

Commission remarks, concerns and comments included:

Mr. Drain - Agrees with the Montgomery County Planning Commission recommendation. The community has put a lot of time and money into the Create the Vision process and would like to see developers in line with that plan.

Mrs. Winwood - Likes the look of the product, i.e., building materials and colors. Feels that a zone change should be an enhancement to the community. Would be in favor of tabling this project.

Mr. Anderson - Would lean towards tabling these cases to allow the developer to work with staff and reduce the density.

MOTION - Mr. Drain moved to table Cases Z-668 and Z-668A at the request of the developer to allow the developer time to review comments and bring the plan in line with those comments.

Motion seconded by Mrs. Winwood.

VOTE - Mr. Drain, yes; Mrs. Winwood, yes; Mr. Anderson, yes.

Cases Z-668 and Z-668A tabled.

Meeting adjourned. A tape recording of this proceeding is on file in the Zoning Office.

________________________________
Harry Drain, Chairman
Washington Township Zoning Commission

ZC\Minutes\April 28, 2005